Exhibit 10.05.16
AGREEMENT
BETWEEN
XXXXXX X. XXXXXXXX III AND XXXXXX X. XXXXXXXX
AND
SALEM MEDIA OF OHIO, INC.
February 1, 1992
AGREEMENT made as of this first day of February, 1992, by and between
XXXXXX X. XXXXXXXX III AND XXXXXX X. XXXXXXXX ("Lessor"), and SALEM MEDIA OF
OHIO, INC., an Ohio corporation ("Lessee").
WHEREAS, Lessor owns certain land (the "Land") and certain
improvements thereon (the "Improvements"), which Land and Improvements together
comprise certain real property located in the County of Delaware, State of Ohio,
more particularly described as set forth in Exhibit A, which is attached hereto
and made a part hereof (the "Real Property"); and
WHEREAS, the parties are desirous of making a mutually suitable and
satisfactory agreement whereby Lessor will lease to Lessee the Real Property
(constituting the "Leased Premises") on the terms and conditions hereinafter set
forth.
NOW, THEREFORE, in consideration of the following covenants,
agreements, conditions and representations, the parties hereto agree as follows:
SECTION 1
---------
USE OF THE LEASED PREMISES
--------------------------
(a) Lessor, in consideration of the rents to be paid and covenants
herein contained, hereby leases to Lessee the Leased Premises.
(b) Lessee may use the Leased Premises for the operation of its radio
station, and, in connection therewith, for the installation, repair,
maintenance, operation, housing and removal of its broadcasting tower and
equipment (the "Installations").
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Lessee is fully familiar with the physical condition of the Real Property and
has received the same in good order and condition, and agrees that the Real
Property complies in all respects with all requirements of this Agreement.
Lessee shall use the Real Property exclusively for purposes associated with the
operation of a radio station.
(c) Lessee shall have the right from time to time to substitute
Installations of similar kind and character for those hereinabove specified,
provided such changes shall be approved in advance by Lessor, and Lessor shall
not unreasonably delay or withhold its approval. In the event Lessee submits any
such changes for Lessor's approval and Lessor does not respond within thirty
(30) days after Lessor's receipt thereof, then such changes shall be deemed
approved by Lessor, so long as such changes otherwise comply with this
Agreement, five (5) days after Lessor's receipt of notice that it has not
responded.
(d) Lessee shall have access to the Leased Premises twenty-four (24)
hours per day, seven (7) days per week, for the purpose of installing,
maintaining and repairing its Installations, provided that the contractors
performing such work are reasonably acceptable to Lessor.
(e) Lessor shall not be responsible for repairs or maintenance to the
Installations, except for repairs occasioned by the negligence of Lessor, its
agents, employees or contractors.
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(f) During the Term (as hereinafter defined), Lessor and Lessee shall
each provide the other with a telephone number which, if called will ring at a
location that is staffed by their respective agents twenty-four (24) hours each
and every day, seven (7) days each and every week; and Lessor and Lessee shall
notify each other promptly in the event of any change in such telephone number.
(g) Lessee shall not use or permit the Leased Premises to be used by
any dangerous, toxic, noxious or offensive trade or business, or for any
unlawful purpose.
(h) Lessee shall not directly or indirectly create or permit to be
created or to remain, and will discharge any mortgage, lien, security interest,
encumbrance or charge on, pledge of or conditional sale or other title retention
agreement with respect to the Real Property or any part thereof or Lessee's
interest therein other than (i) this Agreement, (ii) any lien, including a
mortgage on the leasehold interest of Lessee, which may be approved by the
Lessor in writing, which approval shall not be unreasonably withheld, (iii)
liens for impositions not yet payable, or payable without the addition of any
fine, penalty, interest or cost for non-payment, or being contested as
permitted by Paragraph 3(d), below, and (iv) liens of mechanics, materialmen,
suppliers or vendors, or rights thereto, incurred in the ordinary course of
business for sums which under the terms of the related contracts are not at the
time due, provided that adequate provision for the payment thereof shall have
been made.
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SECTION 2
---------
TERM AND RENT
-------------
(a) The term of this Lease (the "Term") shall commence on February 1,
1992 (the "Commencement Date") and shall expire on January 31, 2002 (the
"Expiration Date"). If the Term has been extended as provided in subparagraph
(b), below, the Expiration Date shall be the last day of the Term as so
extended.
(b) Lessee shall have the option, if Lessee is not at the time in
default under this Agreement, to extend the Term of this Agreement for up to two
(2) successive periods of five (5) years each (the "Extended Terms"), and,
except as set forth in subparagraph (c), below, on the same terms, covenants and
conditions herein contained. The word "Term" as used in this Agreement shall be
deemed to include the Extended Terms when and if the Agreement is extended. Each
option to extend the Term shall be exercised only by Lessee's delivery to Lessor
by United States mail on or before ninety (90) days prior to the commencement of
the renewal term of written notice of Lessee's election to extend as provided
herein.
(c) Lessee agrees to pay rent to Lessor from the Commencement Date
through the Expiration Date, or such earlier date as this Agreement is
terminated as provided herein, at 0000 Xxxxx Xxxx Xxxx, Xxxxx 000, Xxxxxxxxx, XX
00000, Attn: Accounting, or to such other person or place as Lessor may
designate from time to time by notice to Lessee, in the following amounts and in
the following manner:
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(i) During the first year beginning with the Commencement Date, a
base rent of Thirty-Eight Thousand Four Hundred Dollars ($38,400.00) per annum,
in equal monthly installments of Three Thousand Two Hundred Dollars ($3,200.00)
(the "Base Rent") in advance on the first day of each month; and thereafter on
each and every Adjustment Date (hereinafter defined) the monthly rent shall be
computed according to subparagraph (ii) below.
(ii) The term "Adjustment Date" shall mean the first (1st) through
the nineteenth (19th) anniversaries of the Commencement Date. During the one (1)
year period beginning with each Adjustment Date, the monthly rent payable by
Lessee shall reflect an adjustment, as herein provided, for the change, if any,
from the month in which the Commencement Date falls, in the Consumer Price Index
for All Urban Consumers, All Items, U.S. Cities Average [Base Year 1982/84=100]
("CPI") published by the United States Department of Labor, Bureau of Labor
Statistics; i.e., during the one (1) year period beginning with the Adjustment
Date, the monthly rent shall be the product obtained by multiplying the Base
Rent times a fraction, the numerator of which shall be the CPI for the calendar
month of the Adjustment Date and the denominator of which shall be the CPI for
the month in which the Commencement Date falls. Notwithstanding the results of
the foregoing calculation, the monthly amount payable by Lessee hereunder shall
not in
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any event be less than the monthly rental paid during the immediately
preceding one (1) year period. In the event that the Bureau of Labor
Statistics shall change the base period for the CPI, the new index number
shall be substituted for the old index numbers in making the above
computation. In the event the Bureau of Labor Statistics ceases publishing
the CPI, or materially changes the method of its computation, Lessor and
Lessee shall accept comparable statistics on the purchasing power of the
consumer dollar as published at the time of said discontinuation or change
by a responsible financial periodical of recognized authority to be then
chosen by Lessor subject to reasonable consent of Lessee.
(d) Rent and all other sums payable to Lessor hereunder shall be paid
without notice, demand, counterclaim, set-off, deduction or defense and without
abatement, suspension, deferment, diminution or reduction. Except as expressly
provided herein, Lessee waives all rights now or hereafter conferred by statute
or otherwise to quit, terminate or surrender this Agreement or the Real Property
or any part thereof, or to any abatement, suspension, deferment, diminution or
reduction of rent or any other sum payable by Lessee hereunder.
SECTION 3
---------
CHARGES AND UTILITIES
---------------------
(a) Lessee, at its sole expense, shall keep the Real Property and the
adjoining streets and ways in good and clean
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order and condition and will promptly make all necessary or appropriate repairs,
replacements and renewals thereof, whether interior or exterior, structural or
non-structural, ordinary or extraordinary, foreseen or unforeseen. All repairs,
replacements and renewals shall be equal in quality and class to the original
work. Lessee waives any right created by any law now or hereafter in force to
make repairs to the Real Property at Lessor's expense. Lessee, at its sole
expense, shall do or cause others to do every act necessary or appropriate for
the preservation and safety of the Real Property whether or not the Lessor shall
be required by any legal requirement to take such action or be liable for
failure to do so.
(b) If not at the time in default under this Agreement, Lessee, at its
sole expense, may make reasonable alterations of and additions to the
Improvements or any part thereof, provided that any alteration or addition (i)
shall not change the general character of the Improvements, or reduce the fair
market value thereof below their value immediately before such alteration or
addition, or impair their usefulness, (ii) is effected with due diligence, in a
good and workmanlike manner and in compliance with all legal requirements and
insurance requirements, (iii) is promptly and fully paid for by Lessee, (iv) is
made, in case the estimated cost of such alteration or addition exceeds Ten
Thousand Dollars ($10,000.00), under the supervision of an architect or engineer
satisfactory to Lessor and in accordance with plans, specifications and cost
estimates approved by Lessor,
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and (v) does not interfere with Lessor's rights of use under this Agreement.
(c) Subject to subparagraph (d), below, relating to contests, Lessee
shall pay all taxes, assessments (including without limitation, all assessments
for public improvements or benefits, whether or not commenced or completed prior
to the date hereof and whether or not to be completed within the Term hereof),
ground rents, water, sewer or similar rents, rates and charges, excises, levies,
license fees, permit fees, inspection fees and other authorization fees and
other charges in each case, whether general or special, ordinary or
extraordinary, foreseen or unforeseen, of every character (including all
interest and penalties thereof), which at any time during or in respect of the
Term hereof may be assessed, levied, confirmed or imposed on or in respect of or
be a lien upon the Real Property or any part thereof or any rent therefrom or
any estate, right or interest therein, or any occupancy, use or possession of or
activity conducted on the Real Property or any part thereof, other than any
income or excess profits tax imposed upon the Lessor's general income or
revenues, but excluding any income or excess profits or franchise taxes of
Lessor determined on the basis of general income or revenue or any interest or
penalties in respect thereof. Lessee shall furnish to Lessor for inspection
within thirty (30) days after written request, official receipts of the
appropriate taxing authority or other proof satisfactory to Lessor evidencing
such payment. If by law any such amount may be
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paid in installments, Lessee shall be obligated to pay only those installments
as they become due from time to time before any interest, penalty, fine or cost
may be added thereto; and any such amount relating to the fiscal period of the
taxing authority, part of which is included within the Term and a part of which
extends beyond the Term shall, if Lessee shall not be in default under this
Agreement, be apportioned between Lessee and Lessor as of the expiration of the
Term of this Agreement.
(d) Lessee, at its sole expense, may contest, after prior written
notice to Lessor, by appropriate legal proceedings conducted in good faith and
with due diligence, the amount or validity or application, in whole or in part,
of any tax, lien or other imposition on the Real Property, provided that (i)
Lessee shall first make all contested payments, under protest if it desires,
(ii) neither the Real Property nor any part thereof or interest therein nor any
such rents or other sums would be in any danger of being sold, forfeited, lost
or interfered with, and (iii) Lessee shall have furnished such security, if any,
as may be required in the proceedings or reasonably requested by Lessor.
(e) Lessee shall pay or cause to be paid all charges for all public or
private utility services and all sprinkler systems and protective services at
any time rendered to or in connection with the Real Property or any part
thereof, will comply with all contracts relating to any such services, and will
do all other things required for the maintenance and continuance of all such
services.
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SECTION 4
---------
INSURANCE AND INDEMNIFICATION
-----------------------------
(a) Lessee shall, at its sole cost and expense, during the Term
hereof, obtain or provide and keep in full force for the benefit of Lessor, as
an additional named insured (i) general public liability insurance, insuring
Lessor against any and all liability or claims or liability arising out of,
occasioned by or resulting from any accident or other occurrence in or about the
Real Property arising out of any act or omission of Lessee or any officer,
employee, agent or contractor of Lessee, for injuries to any person or persons,
with limits of not less than One Million Dollars ($1,000,000.00) for injuries to
one person, One Million Dollars ($1,000,000.00) for injuries to more than one
person, in any one accident or occurrence, and for loss or damage to the
property of any person or persons, for not less than One Million Dollars
($1,000,000.00); (ii) insurance with respect to the Improvements against loss or
damage by fire, lightning, windstorm, hail, explosion, riot, riot attending a
strike, civil commotion, aircraft, vehicles, smoke and other risks from time to
time included under "extended coverage" policies, in an amount equal to at least
One Hundred Percent (100%) of the full replacement value of the Improvements
and, in any event, in an amount sufficient to prevent Lessor or Lessee from
becoming a co-insurer of any partial loss under the applicable policies, which
shall be written on a replacement cost basis; (iii) appropriate workers'
compensation or other insurance against liability
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arising from claims of workers in respect of and during the period of any work
on or about the Real Property; and (iv) insurance against such other hazards and
in such amounts as is customarily carried by owners and operators of similar
properties, and as Lessor may reasonably require for its protection. Lessee
shall comply with such other requirements as Lessor, or any mortgagee, may from
time to time reasonably request for the protection by insurance of their
respective interests. The policy or policies of insurance maintained by Lessee
pursuant to this Paragraph shall be of a company or companies authorized to do
business in Ohio and a certificate thereof shall be delivered to Lessor,
together with evidence of the payment of the premiums therefor, not less than
fifteen (15) days prior to the commencement of the Term hereof or of the date
when Lessee shall enter upon the Leased Premises, whichever occurs sooner. At
least fifteen (15) days prior to the expiration or termination date of any
policy, Lessee shall deliver a certificate of a renewal or replacement policy
with proof of the payment of the premium therefor. Any such insurance required
by this Paragraph may, at Lessee's option, be provided through a blanket policy
or policies.
(b) Lessee shall indemnify Lessor and hold Lessor harmless from and
against all claims, actions, losses, damages, liabilities and expenses
(including reasonable attorneys' fees) incurred by or asserted against Lessor,
whether during or after the Term of this Agreement, including by reason of
personal
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injury, loss of life, or damage to property, caused by or resulting from in
whole or any material part, (i) any breach of this Agreement by Lessee, (ii) any
negligent or intentional act or omission of Lessee, its employees, agents,
invitees or contractors, whether in, on, about or with respect to the Leased
Premises or otherwise, (iii) the use by Lessee of any part of the Leased
Premises, (iv) any work undertaken by or at the request of Lessee on or about
the Leased Premises, (v) any other activity undertaken by or at the request of
Lessee pursuant to or in connection with this Agreement, or (vi) the presence of
any individuals on the Leased Premises as a result of Lessee's request or this
Agreement; provided, however, that Lessee shall not be required to indemnify
Lessor for any damages, injury, loss or expense arising out of Lessor's or its
agents', employees', invitees' or contractors' negligent acts or omissions.
(c) If Lessor so elects by notice to Lessee, Lessee shall have the
obligation of defending, at its sole cost and expense, by counsel selected by
Lessee and approved by Lessor (such approval not to be unreasonably withheld),
against any claim to which the foregoing indemnity may apply. Lessor may assume,
or require that such defense be assumed, by Lessor and counsel selected by
Lessor, at the cost and expense of Lessee if Lessor is for any reason
dissatisfied with the defense by Lessee, or believes that its interests would be
better served thereby. In any case where Lessee is defending any such claim,
Lessor may participate in the defense thereof by counsel selected by it, but
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at Lessor's expense. Lessee shall not enter into any settlement of any claim
without the consent of Lessor, which consent shall not be unreasonably withheld.
(d) Lessor shall indemnify Lessee and hold Lessee harmless from and
against all claims, actions, losses, damages, liabilities and expenses
(including reasonable attorneys' fees) incurred by or asserted against Lessee,
whether during or after the Term of this Agreement, including by reason of
personal injury, loss of life, or damage to property, caused by or resulting
from in whole or any material part, (i) any breach of this Agreement by Lessor,
(ii) any negligent or intentional act or omission of Lessor, its employees,
agents, invitees or contractors, whether in, on, about or with respect to the
Leased Premises or otherwise, (iii) the use by Lessor of any part of the Leased
Premises, (iv) any work undertaken by or at the request of Lessor on or about
the Leased Premises, (v) any other activity undertaken by or at the request of
Lessor pursuant to or in connection with this Agreement, or (vi) the presence of
any individuals on the Leased Premises as a result of Lessor's request or this
Agreement; provided, however, that Lessor shall not be required to indemnify
Lessee for any damages, injury, loss or expense arising out of Lessee's or its
agents', employees', invitees' or contractors' negligent acts or omissions.
(e) If Lessee so elects by notice to Lessor, Lessor shall have the
obligation of defending, at its sole cost and expense, by counsel selected by
Lessor and approved by Lessee (such
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approval not to be unreasonably withheld), against any claim to which the
foregoing indemnity may apply. Lessee may assume, or require that such defense
be assumed, by Lessee and counsel selected by Lessee, at the cost and expense of
Lessor if Lessee is for any reason dissatisfied with the defense by Lessor, or
believes that its interests would be better served thereby. In any case where
Lessor is defending any such claim, Lessee may participate in the defense
thereof by counsel selected by it, but at Lessee's expense. Lessor shall not
enter into any settlement of any claim without the consent of Lessee, which
consent shall not be unreasonably withheld.
(f) Nothing in this Agreement shall be construed so as to authorize or
permit any insurer of Lessor or Lessee to be subrogated to any right of Lessor
or Lessee against the other. Each of Lessor and Lessee hereby releases the other
to the extent of its insurance coverage for any loss or damage caused by fire or
any of the extended coverage casualties, even if such fire or other casualty
shall be brought about by the fault or negligence of the other party or persons
for whose acts said party is liable.
SECTION 5
---------
REPRESENTATIONS, WARRANTIES AND OTHER OBLIGATIONS
-------------------------------------------------
(a) Lessor represents and warrants that:
(i) The execution and performance of this Agreement shall not
constitute a breach or violation under any Agreement to which Lessor
is a party.
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(ii) To the best of Lessor's knowledge, there are no violations of
any federal, state, county or municipal law, ordinance, order, regulations or
requirement with respect to the Leased Premises, and as of the date of this
Agreement, no notice of any kind relating thereto (which would adversely affect
the transactions contemplated by this Agreement) has been issued by public
authorities having jurisdiction over the Leased Premises.
(iii) No person or party other than Lessor has a right to use the
Leased Premises for any purpose which would affect Lessee's right to use the
Leased Premises as contemplated hereunder.
(iv) Lessor has not received written notice of pending or
contemplated condemnation proceedings affecting the Leased Premises or any part
thereof.
(v) To the best of Lessor's knowledge, there is no action, suit or
proceeding pending or threatened against or affecting the Leased Premises or any
portion thereof and Lessor has not received notice written or otherwise of any
litigation affecting or concerning the Leased Premises relating to or arising
out of its ownership, management, use or operation. Lessor shall give to Lessee
prompt notice of institution of any such proceeding or litigation.
(vi) To the best of Lessor's knowledge, there are presently no
proceedings for overdue real estate taxes assessed against the Leased Premises
for any fiscal period.
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(vii) Lessor shall promptly advise Lessee in writing of any written
notice received from any governmental authority to comply with the terms,
provisions and requirements of any local, state and federal laws, ordinances,
directives, orders, regulations and requirements which apply to any portion of
the Leased Premises or to any adjacent street or other public area or to the
maintenance, operation or use thereof.
(viii) The execution, delivery and performance of this Agreement and
the consummation of the transactions contemplated hereby, have been duly and
validly authorized by all necessary actions on the part of Lessor (none of which
actions have been modified or rescinded and all of which actions are in full
force and effect). This Agreement constitutes a valid and binding agreement and
obligation of Lessor, enforceable in accordance with its terms.
(ix) Subject to liens and encumbrances of record, Lessor owns good
and marketable title in fee simple to the Real Property on which the Leased
Premises are located, and Lessor acknowledges that Lessee is relying upon the
foregoing representation and warranty in entering into this Agreement and in
expending monies in connection herewith. Lessor shall not encumber or permit any
encumbrances, liens or restrictions on Lessee's Installations, except with the
prior written approval of Lessee.
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(b) Each party shall comply in all material respects with all
local, state and federal laws, statutes, ordinances, rules, regulations, orders
and decrees that it knows to be applicable in connection with its activities and
operations at the Leased Premises, and Lessor shall require the same
representation and warranty from all additional users of the facilities at the
Leased Premises.
(c) The parties agree that, during the Term of this Agreement
neither party shall intentionally do anything at the Leased Premises which will
interfere with or adversely affect the operations of the other party.
(d) In the event that during the Term of this Agreement there shall
be an actual condemnation or foreclosure and taking of all of the Leased
Premises, or a portion thereof such that it renders the premises unsuitable for
broadcasting, this Agreement may be terminated by written notice from either
party to the other and thereafter each of the parties shall be relieved of any
future liability to the other under this Agreement, except as to obligations
accrued and not yet discharged at the date of termination. Following any
condemnation or foreclosing order, Lessee may continue to use the property for
operations under the terms of this Agreement until Lessee finds and begins to
utilize new facilities or until prevented by the condemning or foreclosing
authority from utilizing the Leased Premises, whichever occurs first.
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(e) Lessee represents and warrants that its Installations to be
located on or about the Leased Premises, together with the existence of the
equipment of Lessor, and the operation thereof do not and will not result in
exposure of workers or the general public to levels of radio frequency radiation
in excess of the "Radio Frequency Protection Guides" recommended in "American
National Standard Safety Levels With Respect to Human Exposure to Radio
Frequency Electromagnetic Fields, 300 KHz to 100 GHz," issued by the American
National Standards Institute ("Acceptable Radio Frequency Radiation
Standards"). Lessor represents and warrants its equipment and property at the
Leased Premises and the operation thereof do not and will not exceed Acceptable
Radio Frequency Radiation Standards.
(f) Lessee covenants that it will not at any time during the Term
of this Agreement, transmit, store, handle or dump toxic or hazardous wastes
anywhere at or around the Leased Premises.
(g) Lessee shall promptly advise Lessor in writing of any written
notice received from any governmental authority to comply with the terms,
provisions and requirements of any local, state and federal laws, ordinances,
directives, orders, regulations, and requirements which apply to any portion of
the Leased Premises or to any adjacent street or other public area or the
maintenance, operation or use thereof.
(h) Lessee represents and warrants that the execution, delivery and
performance of this Agreement and the consummation of the transactions
contemplated hereby, have been duly and
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validly authorized by all necessary actions on the part of Lessee (none of which
actions have been modified or rescinded and all of which actions are in full
force and effect). This Agreement constitutes a valid and binding agreement and
obligation of Lessee, enforceable in accordance with its terms.
(i) Lessee warrants unto Lessor that its broadcasting tower is and
will remain in material compliance at all times during the Term and any
Extension Term with all federal, state, county, municipal, local, administrative
and other governmental laws, statutes, ordinances, codes, rules, regulations and
orders pertaining thereto, including, without limitation, to the extent
applicable, all zoning laws and building codes and all regulations of the
Federal Aviation Administration ("FAA") and the Federal Communications
Commission ("FCC").
(j) In case of any material damage to or destruction of the Real
Property or any part thereof, Lessee shall promptly give written notice thereof
to Lessor and any mortgagee, generally describing the nature and extent of such
damage or destruction. In case of any damage to or destruction of the
Improvements or any parts thereof, Lessee, whether or not the insurance
proceeds, if any, on account of such damage or destruction shall be sufficient
for the purpose, at its sole expense, shall promptly commence and complete the
restoration, replacement or rebuilding of the Improvements as nearly as possible
to their value, condition and character immediately prior to such damage or
destruction.
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(k) Lessee will execute, acknowledge and deliver to the Lessor,
promptly upon request, a certificate certifying that (i) this Agreement is
unmodified and in full force and effect (or, if there have been modifications,
that the Agreement is in full force and effect, as modified, and stating the
modifications), (ii) the dates, if any, to which rent and other sums payable
hereunder have been paid, and (iii) no notice has been received by Lessee of any
default which has not been cured, except as to defaults specified in said
certificate. Any such certificate may be relied upon by any prospective
purchaser or mortgagee of the Real Property or any part thereof.
(1) Lessor will execute, acknowledge and deliver to the Lessee or
any mortgagee, promptly upon request, a certificate certifying that (i) this
Agreement is unmodified and in full force and effect (or, if there have been
modifications, that the Agreement is in full force and effect, as modified, and
stating the modifications), (ii) the dates, if any, to which rent and other sums
payable hereunder have been paid, and (iii) whether or not, to the knowledge of
Lessor, there are then existing any defaults under this Agreement (and if so,
specifying the same). Any such certificate may be relied upon by any
prospective purchaser transferee or mortgagee of Lessee's interest under this
Agreement.
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SECTION 6
---------
EVENTS OF DEFAULT
-----------------
(a) Any of the following events shall constitute a default on the part
of Lessee:
(i) The failure of Lessee to pay rent or additional rent,
and continuation of such failure for more than ten (10) days after
Lessee's receipt of written notice thereof from Lessor; provided,
however, that Lessor shall not be required to provide such written
notice to Lessee more than twice in any twelve (12) month period prior
to declaring such failure to pay an event of default; or
(ii) The failure of Lessee to cure any other default under
the terms hereof, and continuation of such failure to cure for more
than thirty (30) days after notice by Lessor, provided, however, that
if the nature of Lessee's default is such that more than thirty (30)
days is required for its cure, then Lessee shall not be deemed to be in
default if Lessee has commenced such cure within the thirty (30) day
period, demonstrates to Lessor's reasonable satisfaction that such
default is curable and thereafter diligently prosecutes such cure to
completion; or
(iii) Lessee is finally and without further right of appeal or
review, adjudicated a bankrupt or insolvent, or has a receiver
appointed for all or substantially all of its business or assets on the
ground of its insolvency, or has a trustee appointed for it after a
petition has been filed for
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Lessee's reorganization under the Bankruptcy Act of the United States,
or any future law of the United States having the same general purpose,
or if Lessee shall make an assignment for the benefit of its creditors,
or if Lessee's interest hereunder shall be levied upon or attached,
which levy or attachment shall not be removed within twenty (20) days
from the date thereof.
(b) If an event of default on the part of Lessee shall occur at any
time, Lessor, at its election, may give Lessee a notice of termination
specifying a day not less than thirty (30) days thereafter on which the Term of
this Agreement shall end, unless such default shall be cured within said period,
or, if the default is such that more than thirty (30) days is required for its
cure, unless Lessee has commenced such cure within said period. If such notice
is given, the Agreement shall expire on the day so specified as fully and
completely as if that day were the day herein originally fixed for such
expiration, and Lessee shall then quit and surrender the Leased Premises to
Lessor, but Lessee shall remain liable for the payment of rent during the full
period which would otherwise constitute the balance of the Term of this
Agreement; and without prejudice to any other right or remedy which it may have
hereunder or by law, and notwithstanding any waiver of any prior breach of
condition or event of default hereunder, Lessor may re-enter the Leased Premises
either by reasonable force or otherwise, or dispossess Lessee, any legal
representative of Lessee or other occupant of
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the Leased Premises by appropriate suit, action or proceeding and remove its
effects and hold the Leased Premises as if this Agreement had not been made.
(c) The failure of Lessor to cure any default under the terms hereof,
and continuation of such failure to cure for more than thirty (30) days after
notice by Lessee, shall constitute a default on the part of Lessor; provided,
however, that if the nature of Lessor's default is such that more than thirty
(30) days is required for its cure, then Lessor shall not be deemed to be in
default if Lessor has commenced such cure within the thirty (30) day period,
demonstrates to Lessee's reasonable satisfaction that such default is curable
and thereafter diligently prosecutes such cure to completion.
(d) If an event of default on the part of Lessor shall occur at any
time, Lessee, at its election, may give Lessor a notice of termination
specifying a day not less than thirty (30) days thereafter on which the Term of
this Agreement shall end, unless such default shall be cured within said period,
or, if the default is such that more than thirty (30) days is required for its
cure, unless Lessor has commenced such cure within said period. If such notice
is given, the Agreement shall expire on the day so specified as fully and
completely as if that day were the day herein originally fixed for such
expiration, and Lessee shall then quit and surrender the Leased Premises to
Lessor, and Lessee shall not be liable for payment of rent for any period after
such expiration.
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SECTION 7
---------
ASSIGNMENT
----------
Lessee shall not assign this Agreement nor sublet any portion of the
Leased Premises without the prior written consent of the Lessor, which consent
shall not be unreasonably withheld. Notwithstanding any assignment or sublease,
Lessee shall remain primarily liable under this Agreement.
SECTION 8
---------
SUBORDINATION, NONDISTURBANCE AND ATTORNMENT
--------------------------------------------
This Agreement shall not be a lien against the Leased Premises in
respect to any Mortgages and Security Agreements placed or hereafter to be
placed by Lessor upon the Leased Premises. The recording of such Mortgages and
Security Agreements shall have preference and precedence and be superior and
prior in lien to this Agreement, irrespective of the date of recording, and
Lessee agrees to execute any instruments, without cost, which may be deemed
necessary or desirable to further effect the subordination of this Agreement.
Lessor shall make a reasonable effort to obtain from any mortgagees or lenders
holding an interest in the nature of a mortgage in the Leased Premises an
agreement that the mortgagee or lender shall not disturb Lessee's quiet
possession in the event of foreclosure. If any proceedings are brought for
foreclosure, or in the event of the exercise of the power of sale under any
mortgage or deed of trust made by the Lessor encumbering the Leased Premises,
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Lessee shall attorn to the purchaser upon any such foreclosure or sale and
recognize such purchaser as the Lessor under this Lease.
SECTION 9
---------
NON-LIABILITY OF LESSOR
-----------------------
Lessor shall not be liable for any damages or injury which may be
sustained by Lessee or any other person by reason of the failure, breakage,
leakage or obstruction of the water, sewer, plumbing, roof, drains, leaders,
electrical, air conditioning or any other equipment; or by reason of the
elements; or resulting from the carelessness, negligence or improper conduct of
Lessee, its agents, employees, contractors, invitees, assignees or successors;
or attributable to any interference with or the interruption of or failure of
any services, beyond the control of Lessor, to be supplied by Lessor.
SECTION 10
----------
QUIET ENJOYMENT
---------------
(a) Lessor agrees that it shall not enforce any unreasonable rules or
regulations which would unduly prejudice the conduct of Lessee's business, or
which would prevent full and free access to the Leased Premises by Lessee, as
herein provided.
(b) Lessor reserves and shall at all times have the right to re-enter
the Real Property to inspect the same, to supply any service to be provided by
Lessor to Lessee hereunder, and to show the Real Property to prospective
purchasers, mortgagees, or lessees, to post notices of non-responsibility,
without abatement
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of rent, provided entrance to the Real Property shall not be denied Lessee.
SECTION 11
----------
USE OF REAL PROPERTY BY LESSOR
------------------------------
At all times during the Term of this Agreement Lessor shall have the
exclusive right to place and operate, or to permit another tenant to place and
operate, broadcasting equipment on the Leased Premises and on the Lessee's
broadcasting tower, or to use the Real Property for any other lawful purpose,
provided, such actions do not interfere with Lessee's operations. Lessor shall
have no obligation to pay rent for the uses described above. Lessor shall hold
Lessee harmless from and defend Lessee against any and all claims or liability
arising out of or in any way connected to Lessor's use or occupancy of the Real
Property.
SECTION 12
----------
SALE OF LEASED PREMISES BY LESSOR
---------------------------------
Notwithstanding any of the provisions of this Lease, Lessor (a) may assign,
in whole or in part, Lessor's s interest in this Lease and (b) may sell all or
part of the Real Property. In the event of any sale or exchange of the Leased
Premises by Lessor and assignment by Lessor of this Lease, Lessor shall be and
is hereby relieved of all liability under any and all of its covenants and
obligations contained in or derived from this Lease arising out of any act,
occurrence or omission relating to the Leased Premises occurring after the
consummation of such sale or exchange and assignment, but only upon the
condition that, as
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part of such sale or exchange, Lessor will cause the grantee to agree in writing
to assume to carry out any and all of the covenants and obligations of Lessor
under this Lease occurring after the consummation of Lessor's assignment of its
interest in and to this Lease.
SECTION 13
----------
BROKERAGE
---------
The parties acknowledge and agree that this Agreement has not been brought
about as a result of the services of any real estate broker, firm or
corporation, and each indemnifies and saves the other harmless from any and all
claims from any person(s) claiming to have rendered real estate services in
connection with this Agreement.
SECTION 14
----------
SURRENDER OF PREMISES
---------------------
Upon the expiration of the Term hereof, Lessee shall surrender the Leased
Premises, and, at Lessor's option, all interest of the Lessee in and to the
Improvements (including the radio tower located on the Land), to Lessor in good
order and condition, reasonable wear and tear excepted. Any equipment, fixtures,
goods or other property of Lessee not removed within ten (10) days after any
quitting, vacating or abandonment of the Leased Premises, or upon Lessee's
eviction therefrom, shall be considered abandoned, and Lessor shall have the
right, without notice to Lessee, to sell or otherwise dispose of same without
having to account to Lessee for any part of the proceeds of such sale.
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SECTION 15
----------
NOTICES
-------
All notices, demands, and requests required or permitted to be given
hereunder shall be in writing and sent certified mail, return receipt requested,
and if to Lessor, at 0000 Xxxxx Xxxx Xxxx, Xxxxx 000, Xxxxxxxxx, XX 00000, Attn:
Xxxxxx X. Xxxxxxxx III, and if Lessee, at 0000 Xxxxx Xxxx Xxxx, Xxxxx 000,
Xxxxxxxxx, XX 00000, Attn: Accounting. Either party hereto may change the place
for notice to it by sending like written notice to the other party hereto.
SECTION 16
----------
BINDING NATURE
--------------
The provisions of this Agreement shall apply to, bind and inure to the
benefit of Lessor and Lessee, their respective successors, legal representatives
or assigns. The terms of this Agreement and any disputes arising therefrom,
shall be governed by the laws of the State of Ohio.
SECTION 17
----------
ENTIRE AGREEMENT
----------------
This Agreement contains the entire understanding and agreement between the
parties. No representative, agent or employee of Lessor has been authorized to
make any representations or promises with reference to the within agreement or
to vary, alter or modify the terms hereof. No additions, changes or
modifications shall be binding unless reduced to writing and signed by the
parties.
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IN WITNESS WHEREOF, the parties have executed this Agreement as of the
day and year first above written.
LESSOR: LESSEE:
SALEM MEDIA OF OHIO, INC.
/s/ XXXXXX X. XXXXXXXX III By: /s/ XXXXXX X. XXXXXXXX III
--------------------------------- -------------------------------------
XXXXXX X. XXXXXXXX III XXXXXX X. XXXXXXXX III
President
/s/ XXXXXX X. XXXXXXXX
---------------------------------
XXXXXX X. XXXXXXXX
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EXHIBIT A
Situate in the State of Ohio, County of Delaware, and being a part of Lot No. 5
in the Subdivision of Xxxxxxx Xxxxxxxx 0, Xxxxx 00, Xxxxxx Xxxxxx Military Lands
and being part of the tract of land known as Parcel No. 1 conveyed to Peoples
Broadcasting Corporation as the same is shown of record in Deed Book 220, Page
14, Recorder's Office, Delaware County, Ohio and being more particularly
described as follows:
Beginning for reference at the intersection of the centerline of Xxxxxx Road
with the original centerline of U.S. Xxxxx Xx. 00 and the southwesterly corner
of the aforementioned Lot No. 5 and the northwesterly corner of Lot No. 6, said
point also being the southwesterly corner of the aforementioned Parcel No. 1
said point being located N 89(degrees) 37' 45" W a distance of 1.57 feet from a
point in the curved centerline of existing U.S. Xxxxx Xx. 00 at Sta. 75+53.54
(Del-23-1.22);
Thence with the centerline of Xxxxxx Road and the southerly line of the
aforementioned Lot No. 5 and the southerly line of the aforementioned Parcel No.
1 S 89(degrees) 37' 45" E a distance of 2057.09 feet to a railroad spike at the
point of true beginning of the tract of land herein described;
Thence N 00(degrees)" 22' 15" E a distance of 250.49 feet to an iron pin in a
curve, passing an iron pin on line in the northerly right-of-way line of Xxxxxx
Road at a distance of 20.00 feet;
Thence with a curve to the right having a radius of 600 feet, a central angle of
190(degrees) 44' 08" and a length of 1997.38 feet, the chord to which bears N
44(degrees) 27' 29" E a distance of 1194.74 feet to an iron pin;
Thence N 88" 12' 36" E a distance of 227.83 feet to an iron pin in the westerly
line of the Penn Central Railroad;
Thence with the westerly right-of-way line of the Penn Central Railroad
S 1(degree) 47' 24" E a distance of 1075.00 feet to an iron pin at an angle
point in said right-of-way line;
Thence continuing with the right-of-way line of the Penn Central Railroad S
84(degrees)" 06' 15" W a distance of 210.70 feet to an iron pin in the northerly
right-of-way line of Xxxxxx Road;
Thence S 0(degrees)" 22' 15" W a distance of 20.00 feet to a railroad spike in
the centerline of Xxxxxx Road and the southerly line of the aforementioned Lot
No. 5 and the southerly line of the aforementioned Parcel No. 1;
Thence with the centerline of Xxxxxx Road, the southerly line of the
aforementioned Lot No. 5 and the southerly line of the aforementioned Parcel No.
1 N 89(degrees)" 37' 45" W a distance of 890.00 feet to the point of true
beginning containing 33.698 acres more or less of which 0.408 acres more or less
lies within the right-of-way line of Xxxxxx Road.
